private loan to partner for deposit or other option?

Im selling my old PPOR to my partner as i had too much money tied up to rent it as it was and i would like to free up some of that money.
i tried to sell it but the market is a little slow.

im having trouble with what to do for the deposit.

the new PPOR is my name, my loan etc.

if i keep it and rent it out i will get stuff all tax deductions, lose the CGT free if i sell in future and not be able to get the money out (now) without having to pay interest on it.

so selling to the partner is what appears to work on paper.
the house will be close to neutral geared

the plan was to go guarantor and using the new PPOR as security by pumping some cash into the PPOR loan so there was equity available but that didnt pass the bank guarantee rules (not sure how as been living together for ~5 years only thing is not being married)

we could use cash but that would tie 30-40k back up in the loan again rather than pumping it into the PPOR loan to reduce interest and then borrowing it back for the IP.
It still ends up better than not doing anything as it would still free up some cash not but not the scenario i was hoping for.

is it hard to setup a private lend from me to her? keeping it above board for tax purposes?

would putting her name on the title of the new PPOR allow her to then borrow from equity created in it by paying the loan down?

the plan was to go guarantor and using the new PPOR as security by pumping some cash into the PPOR loan so there was equity available but that didnt pass the bank guarantee rules (not sure how as been living together for ~5 years only thing is not being married)

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Interesting, I personally have never done a guarantee between a de facto couple before, but considering a de facto can be a party on a loan against a property that they have no interest I find that very strange...
Which banks did you try? I just did a quick search and there are a bunch who specifically state that de facto guarantees are within policy.